Author Topic: Anatomy of a mostly DYI renovation on a budget  (Read 6287 times)

sammybiker

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Anatomy of a mostly DYI renovation on a budget
« on: March 26, 2017, 11:36:24 AM »
Hey folks,

I wanted to document a renovation I'm just now kicking off.  This is my 10th property but the 1st that I've actually purchased in-person and will be able to manage myself (I recently moved back to the States).  All other purchases were performed while I was abroad - so while I have a good bit of long distance experience, I'm still a little green with being hands-on.  I'm looking to cut my teeth with this one.

In addition, I'll be moving into this property upon completion and house-hacking by renting out the bedrooms.  Although this is my 10th property, I've never lived in a home I've owned before, so I'm quite excited about this and getting out of a $1k/mo apartment sinkhole.

My original long distance investing thread is below for further reading...

https://forum.mrmoneymustache.com/real-estate-and-landlording/my-long-distance-lease-option-flip-project/

House #10

1650 sq ft brick SFH on slab
3 bed
2 bath
2 car garage

Numbers

Purchased as a foreclosure for $80k from www.hudhomestore.com
Renovation budget is $10k
Comps range from $115k-130k
End game is to renovate, appraise and cash-out-refi into a 30yr fixed

Scope of Work

Complete interior paint + minor drywall fixes - budget @ $1k, may sub this out
Complete flooring (nearly all the flooring/carpet was already stripped out) -  budget @ $2k, will self perform
Salvage the kitchen cabinets by stripping & painting white - budget @ $500, will self perform
Salvage the kitchen counter by painting over - budget @ $100, will self perform
Bathroom vanities x2 - budget @ $500, will self perform
Salvage existing toilets/showers, install new seats/hardware - budget @ $500, will self perform
HVAC - no idea, no power yet - budget @ $1k, will sub out
Plumbing - no idea, no water on yet - budget @ $500, will sub out
Roofing - minor repairs required - budget @ $1k, will sub out
Exterior - minor repairs required - budget @ $500, will sub out
Tree removal front yard - budget @ $1400, will sub out
Misc - budget @ $1k

Total reno budget @ $10k

Notes

There are a lot of unknowns with this property - the $10k reno budget is aggressive but achievable granted I don't run into major issues.

Before photos






















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« Last Edit: March 26, 2017, 11:44:27 AM by sammybiker »

mires

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Re: Anatomy of a mostly DYI renovation on a budget
« Reply #1 on: March 26, 2017, 12:27:07 PM »
I would go ahead and up your plumbing budget quite a bit if you plan to sub that out. Obviously I can't tell what you will run into just by looking at pictures but I have "dewinterized" many homes before and there are always all kinds of issues. Plan on rebuilding the toilets, replacing or at least rebuilding faucets, replacing the valves at the fixtures etc.

crispy

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Re: Anatomy of a mostly DYI renovation on a budget
« Reply #2 on: March 26, 2017, 01:08:54 PM »
Tell me more about painting over kitchen counters?  It seems this would wear off?  Is this some kind of varnish on the wood countertops?

Not the OP, but there are several countertop paints available. We bought a fixer upper two years ago and decided to do this as a quick fix to get rid of the harvest gold countertops from the 70s. We went with the Giani brand kit, and have been extremely pleased. It has held up well for two years with no issues and no one knows they are painted unless we tell them. I think I posted pictures here at some point...will see if I can find them. The kit cost about $80 total.

Capt j-rod

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Re: Anatomy of a mostly DYI renovation on a budget
« Reply #3 on: March 26, 2017, 02:09:44 PM »
Your plumbing and HVAC's are a bit low... Otherwise it seem do-able. I always keep some cash back for hidden items

sammybiker

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Re: Anatomy of a mostly DYI renovation on a budget
« Reply #4 on: March 26, 2017, 02:11:39 PM »
@bender - I'm going the path crispy described.  Crispy, if you can find a link for what you went with, I'd be interested to see it.  I'm torn between the basic repaints (<$65) and $125 stone infused kits, such as below - the youtube vids look quite incredible.

http://www.homedepot.com/p/DAICH-SpreadStone-Mineral-Select-1-qt-Oyster-Countertop-Refinishing-Kit-4-Count-DCT-MNS-OY/206349259?cm_mmc=Shopping%7cTHD%7cG%7c0%7cG-BASE-PLA-D24-Paint%7c&gclid=Cj0KEQjwzd3GBRDks7SYuNHi3JEBEiQAIm6EI-eczgJFfSMBFk_-mGGmN3LgZqqYTlsPegTjB4sJNBMaAs6K8P8HAQ&gclsrc=aw.ds

@mires - good call and we'll see.  I've done a few dewinterized projects and must have just been lucky thus far with no major issues.  I won't say you didn't warn me.

@capt j-rod - thanks for the feedback.

CmFtns

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Re: Anatomy of a mostly DYI renovation on a budget
« Reply #5 on: March 26, 2017, 03:33:21 PM »
Seems relevant regarding your countertops:
https://forum.mrmoneymustache.com/do-it-yourself-forum!/i-painted-my-counter-tops-and-i-don't-regret-it-(spreadstone-mineral-select-kit)/

Will follow along... in my opinion it will cost more than your budget. It seems there's always more little things that pop up and screw over budgets.

NoNonsenseLandlord

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Re: Anatomy of a mostly DYI renovation on a budget
« Reply #6 on: March 27, 2017, 07:09:59 AM »
Use RTA cabinets.  Do most of the work yourself.  It will cost more to hire it out than the vacancy will.  And you get to learn.

sammybiker

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Re: Anatomy of a mostly DYI renovation on a budget
« Reply #7 on: March 27, 2017, 07:24:37 AM »
Use RTA cabinets.  Do most of the work yourself.  It will cost more to hire it out than the vacancy will.  And you get to learn.

Huge fan of yours NNL - thanks for the input.

@CmFtns - thanks for the link.
« Last Edit: March 27, 2017, 09:19:56 AM by sammybiker »

Enough

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Re: Anatomy of a mostly DYI renovation on a budget
« Reply #8 on: March 27, 2017, 08:23:33 AM »
Following! What is your timeline for this project?

sammybiker

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Re: Anatomy of a mostly DYI renovation on a budget
« Reply #9 on: March 27, 2017, 08:48:34 AM »
Following! What is your timeline for this project?

I want it move-in ready by 1-May.  Working ~60hr weeks and purposely doing as much as I can myself so it will be slower going.
« Last Edit: March 27, 2017, 06:50:48 PM by sammybiker »

CmFtns

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Re: Anatomy of a mostly DYI renovation on a budget
« Reply #10 on: March 27, 2017, 02:18:11 PM »
Following! What is your timeline for this project?

I want it move-in ready by 1-April.  Working ~60hr weeks and purposely doing as much as I can myself so it will be slower going.

April 1st? like this Saturday? if so I think you've been watching too much HGTV because that is an insane amount of work.

ChpBstrd

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Re: Anatomy of a mostly DYI renovation on a budget
« Reply #11 on: March 27, 2017, 04:15:38 PM »
The counters don't look too bad to me (for that price range house). I'd be tempted to leave them and avoid the risk of paint bubbles and unfamiliar buyers worried about if the paint will peel. As a longtime homeowner, I think sometimes not opening a can of worms is half the battle!

crispy

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Re: Anatomy of a mostly DYI renovation on a budget
« Reply #12 on: March 27, 2017, 06:14:42 PM »
@bender - I'm going the path crispy described.  Crispy, if you can find a link for what you went with, I'd be interested to see it.  I'm torn between the basic repaints (<$65) and $125 stone infused kits, such as below - the youtube vids look quite incredible.

http://www.homedepot.com/p/DAICH-SpreadStone-Mineral-Select-1-qt-Oyster-Countertop-Refinishing-Kit-4-Count-DCT-MNS-OY/206349259?cm_mmc=Shopping%7cTHD%7cG%7c0%7cG-BASE-PLA-D24-Paint%7c&gclid=Cj0KEQjwzd3GBRDks7SYuNHi3JEBEiQAIm6EI-eczgJFfSMBFk_-mGGmN3LgZqqYTlsPegTjB4sJNBMaAs6K8P8HAQ&gclsrc=aw.ds

@mires - good call and we'll see.  I've done a few dewinterized projects and must have just been lucky thus far with no major issues.  I won't say you didn't warn me.

@capt j-rod - thanks for the feedback.

We considered the stone infused. The reviews were good, but a lot of people commented that it was messy and time consuming. Rustoleum also offers a few options, but the reviews were mixed. We decided on Giani because the reviews were good, it seemed fairly easy, and the kit provided everything. At some point, we would like to completely re-do the kitchen, but the $350 spent on painting the cabinets, countertops, and new hardware will buy us a few years.

Because our countertops were so ugly, we took a chance on painting. If it failed, we were just going to replace sooner than later. I am happy that it has worked out so well.

crispy

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Re: Anatomy of a mostly DYI renovation on a budget
« Reply #13 on: March 27, 2017, 06:23:22 PM »
https://forum.mrmoneymustache.com/welcome-to-the-forum/living-in-a-'dated'-house/100/

This is the thread with the before and after painted countertops. It is post #112.

sammybiker

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Re: Anatomy of a mostly DYI renovation on a budget
« Reply #14 on: March 27, 2017, 06:58:21 PM »
**my mistake, sorry - 1-May is the target completion.

@crispy - thanks for the link - love your retro on a budget makeover.  If mine comes out half that good, I'll be pleased. 

@ChpBstrd - the counters are in decent condition, you're right.  But I really want can't stand the yellow.

Got bids for the tree removal today, should be just under $1k all in.  Started on the kitchen cabinet primer & paint, which has turned out to be a bit more difficult than I thought, trying to keep drips out.  Back to 101 youtube vids for this and we'll try again tomorrow.

Power & water on in two days.  Drywall repair tomorrow/Wed, living room/dining room, kitchen interior paint this weekend.  Need to get flooring ordered as well...

Thanks all for the feedback, this has been a good learning experience already.
« Last Edit: March 27, 2017, 07:01:41 PM by sammybiker »

AMandM

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Re: Anatomy of a mostly DYI renovation on a budget
« Reply #15 on: March 28, 2017, 06:38:08 PM »
I don't see a line in your budget for appliances, but I also don't see any appliances in your kitchen.

sammybiker

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Re: Anatomy of a mostly DYI renovation on a budget
« Reply #16 on: April 02, 2017, 07:42:14 AM »
Living room, kitchen, entry way interior paint is underway.  I made it through about 4hrs yesterday before I had a fellow investor swing by with his contractor to sub out the rest of the interior paint along with the exterior repairs, roof flashing, etc.

New kitchen cabinet hardware ordered, received the counter paint kit, will tackle that next weekend.  Scrubbing the concrete slab now to get it prepped for flooring to start in two weeks - my material is back-ordered a bit.

Water and power are on.  Overall, water/plumbing is working.  Power also is good.  Still a big unknown with the HVAC system but will be trouble-shooting this with the contractor next week.

@AMandM, good call - I'm going used appliances all the way but it's another $500-750 that I didn't account for.

Budget looks intact overall and I'll feel a lot more confident once we get a working HVAC system.

A few folks that have swung by have recommended leaving the tree, just trimming it up a bit.  I hate it as I think it kills the curb appeal/hides the house and is one tropical storm from coming down on my roof.  Thoughts?

« Last Edit: April 02, 2017, 07:45:47 AM by sammybiker »

tralfamadorian

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Re: Anatomy of a mostly DYI renovation on a budget
« Reply #17 on: April 02, 2017, 07:54:24 AM »
A few folks that have swung by have recommended leaving the tree, just trimming it up a bit.  I hate it as I think it kills the curb appeal/hides the house and is one tropical storm from coming down on my roof.  Thoughts?

How healthy is it?  From the pic it looks like it is covered in poison ivy or another parasitic plant.  And how many feet is it away from the garage? 

sammybiker

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Re: Anatomy of a mostly DYI renovation on a budget
« Reply #18 on: April 02, 2017, 08:12:01 AM »
Looks very healthy to me and was deemed a "good tree" by the tree expert I had bid the removal.  ~20' from the garage.  I don't know where exactly my water mains run but imagine that's another issue coming down the road re: roots growing.

sammybiker

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Re: Anatomy of a mostly DYI renovation on a budget
« Reply #19 on: April 03, 2017, 11:00:07 AM »
Updated budget this morning with some scope growth and changes.  Overall bringing costs down slightly, most of which is associated with over-estimating costs on the front end and then receiving bids that were 30-50% below expectations.

*XLS of original budget/revisions and notes attached.
« Last Edit: April 03, 2017, 11:11:07 AM by sammybiker »

tralfamadorian

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Re: Anatomy of a mostly DYI renovation on a budget
« Reply #20 on: April 03, 2017, 03:12:44 PM »
Looks very healthy to me and was deemed a "good tree" by the tree expert I had bid the removal.  ~20' from the garage.  I don't know where exactly my water mains run but imagine that's another issue coming down the road re: roots growing.

Personally, I would keep it but I'm in an area where large trees are valued in of themselves by buyers and renters instead of just their future potential liability.  I would think that when the poison ivy is removed, the house would not be so camouflaged behind it. 

AMandM

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Re: Anatomy of a mostly DYI renovation on a budget
« Reply #21 on: April 03, 2017, 10:40:06 PM »
Agreeing with kelly.  Plus it looks like it would shade the house some, keeping cooling costs down.

sammybiker

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Re: Anatomy of a mostly DYI renovation on a budget
« Reply #22 on: April 04, 2017, 05:07:43 AM »
Thanks for the feedback folks, I appreciate it.

KCM5

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Re: Anatomy of a mostly DYI renovation on a budget
« Reply #23 on: April 04, 2017, 06:20:06 AM »
Why not replace the toilets? Since you're going to live in it a pay the water bill. Newer toilets use significantly less water and only cost $100/each. I think they're worth the investment.

Looks like a good project!

Also, as a midwesterner, I vote to keep the tree!

sammybiker

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Re: Anatomy of a mostly DYI renovation on a budget
« Reply #24 on: April 04, 2017, 07:19:14 AM »
Good point and I revised the plan over the weekend to replace the toilets - got a price of $80/ea installed.  I wasn't even thinking of efficiency but that's another good point - thanks!

Why not replace the toilets? Since you're going to live in it a pay the water bill. Newer toilets use significantly less water and only cost $100/each. I think they're worth the investment.

Looks like a good project!

Also, as a midwesterner, I vote to keep the tree!

sammybiker

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Re: Anatomy of a mostly DYI renovation on a budget
« Reply #25 on: April 07, 2017, 01:40:29 PM »
Quick update...

- Contractor mob'd in early, starting yesterday on bathroom & interior paint.

- I met with an excellent local HVAC contractor, went through my system for a couple of hours.  I have an older (circa 2001) Lennox system, running on R22.  It appears the previous owners ran this system without any sort of filter and my coils are filthy.  We were able to start the system up briefly and all appears functional.

We'll need to clean the coils (carefully), replace some bits and pieces, recharge the freon and monitor what appears to be a small freon leak at the condenser.  The contractor will action this mid-next week.  Budget of $1k is intact thus far.

- I'm wrapping up the drywall repairs this weekend.  I've never done drywall before and working on these ceiling repairs has been frustrating & challenging.  That said, after about a week of doing it, I'm able to make the repairs on my own - although quality and timeliness is still a work in process.

- Kitchen/bathroom flooring is here.  The rest of the flooring arrives mid-next week.  I need to finish living room/dining room/kitchen interior paint prior to flooring and again, hope to knock that out this weekend.

Overall, budget intact.  I'll perform a detailed update next week as I turn a corner with the HVAC.












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« Last Edit: April 07, 2017, 01:43:02 PM by sammybiker »

Dicey

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Re: Anatomy of a mostly DYI renovation on a budget
« Reply #26 on: April 08, 2017, 05:37:52 PM »
PTF. Hi Sammy!

sammybiker

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Re: Anatomy of a mostly DYI renovation on a budget
« Reply #27 on: April 09, 2017, 07:46:47 AM »
PTF. Hi Sammy!

Thanks Dicey - I just finished pg 1 of A lot like this...you've successfully derailed my morning actions :)

Dicey

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Re: Anatomy of a mostly DYI renovation on a budget
« Reply #28 on: April 09, 2017, 08:42:46 AM »
Ooh, sorry, Sammy! Don't worry, it will keep until your house is finished.

Actually, I'm writing in the past tense and you're in the present tense, which I find more compelling. I catch myself wondering how your project is going right "now". Stop reading my journal (for now) and get back to work!

Spoiler Alert: I'm not caught up to the present day anyway, so another reason it can wait. Need another? It's Daylight Savings Time, man!

sammybiker

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Re: Anatomy of a mostly DYI renovation on a budget
« Reply #29 on: April 14, 2017, 01:42:37 PM »
I'm failing the DYI aspect of this thread but I'm learning a lot.  Time for an update.

Some scope growth this week...

- HVAC system turned out to have a significant leak that neither the tech or myself could locate.  Instead of fund additional exploration in hopes of getting this 17 year old system running for another year or two, I negotiated to have a complete new unit installed.  This home is located in SE TX and I think the new system efficiency will pay for itself in 3-4 years.  Not to mention worry free as this will become a rental in 2018.  I was able to apply earlier inspection fees towards the install and installed the thermostat and am fabbing up a new filter frame/door myself to save a bit.  All-in out of pocket of $3.9k, busting my $1k HVAC budget wide open

- The painters are doing an amazing job and are working quickly.  Downside is that I thought I could get away without painting the ceilings but having the walls painted and ceilings left alone shows just how whitish-yellow they are.  I could take this on myself but I want paint to be complete asap as I want floors in.  Scope growth of $750.

- I hauled the vinyl click-lock flooring to the house (see photo below) - holy shit this stuff is heavy.  Took it in packet by packet to the living to get acclimated.  Brought on a young pipefitter helper from work to help me knock this out once the painting is completed circa week of 23-April.  Scope growth estimated at $1,000.

- The stick and peel flooring that I picked-up from WalMart at .32c/sq ft looks decent.  Again, once painting is complete, this will be going in.

That's about it.  Wrapped up drywall patching with just a couple smaller holes to plug.  I'm traveling this weekend and next so just putting in a couple hours after work during the week as schedule allows.

My budget had quite a bit of fluff in it that can be trimmed back to accommodate the above growth.  As things continue to firm up, I'll post an updated XLS with a breakdown of the adjusted scope, budget, total spent to date, etc.  I really wanted to challenge myself to keep this under $10k but that's busted and the more time I spend on the home, the more value I'm seeing in allowing budget busts for truly value added (or truly required repairs) - or at least that's my justifying a bit.












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« Last Edit: December 15, 2017, 01:44:54 PM by sammybiker »

sammybiker

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Re: Anatomy of a mostly DYI renovation on a budget
« Reply #30 on: May 13, 2017, 11:54:43 AM »
I've been traveling almost non-stop the last four weekends, catching up with folks in Philadelphia, Houston and recently enjoying some Spring weather in Seattle.  The house is still coming along slowly, target completion date slipping to end of this month.

In the final stages now with lots of little things to get wrapped up.  Photo updates to follow later this week - updated budget breakdown attached.  Revised all-in is now at $13k and looks pretty firm as there are very few unknowns remaining.

« Last Edit: May 13, 2017, 01:31:00 PM by sammybiker »

sammybiker

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Re: Anatomy of a mostly DYI renovation on a budget
« Reply #31 on: December 15, 2017, 12:50:52 PM »
TLDR - went over budget $14k, survived two separate break-ins and a hurricane, house-hacking extreme & still walked away with a bit of equity and a strong rental.

Itís been seven months and this project is finally complete as of end of November.  What an experience filled with a lot of painful lessons and trials.  The monthly progression is summarized below along with final expenses and before/after photos.

Towards the end of May, I got the house in livable condition.  I lucked out and was able to airbnb my apartment (was locked into a lease through 31-July) for the duration of the lease to a traveling nurse at $1800/mo (rent was $1k including all utilities) Ė win!  I was roughing it (see my bedroom below) but I was pretty excited to be in the house and even more motivated to complete it.

Screen Shot 2017-12-15 at 6.49.24 AM

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Screen Shot 2017-12-15 at 6.49.11 AM

About a week after moving-in to my house project, the home was burglarized and I lost all tools, clothes, personal possessions, electronics, passport, SS cards, etcÖeverything.  Fortunately, I had left some items in my apartment storage out of pure laziness.  But nonetheless, ouch.  Iíve been involved with a lot of renovations and have never had a break-in before.  Police and neighbors were equally surprised Ė break-ins were unheard of in the neighborhood. 

I took a four week hiatus before getting back into gear, going and buying tools again and getting started.  Continued flooring installation myself which was the bulk of the outstanding work. 

image1

Took on my first roommate in mid-July, a good friend who Iíve worked with on several projects around the world and best yet, a top notch handyman.  Updated the bathrooms with his help as well as got some feedback on additional exterior cosmetic updates to add to the scope.

Mid-August I was burglarized for a second time and this time they got everything that I had left as well as my roommates gear.  Again, same this never happens story from the police and the neighbors.  This event had me considering quitting the project for a couple of days as I was pretty deflated/over it.

But about a week later, Harvey hit and I had little time to sulk.  The house is in Southeast Texas, the heart of the hardest hit areas during Harvey.  I didnít leave the house as Harvey came on and soon after I was stranded along with my roommate and a girl I had been seeing for a couple weeks (lol).  We made it for six days, the last three which included no power, intermittent water supply (no toilets/showers) and rising anxiety.  The good part is that the house stayed dry.  The bad news is that the rain never stopped.

Picture taken from my garage on day 3, looking out into the street


Screen Shot 2017-12-15 at 6.46.50 AM

On day six, we got a break in the weather and were able to escape - barely making it out on the only lane open East or West on I-10, bound for New Orleans.  Seven days later we were able to return (no power until the next day), fortunate enough to a house that had not been broken into for a 3rd time Ė although there really wasnít much left to steal!

Picture of that last open lane on I-10. It closed about 2hrs later - as you can see, water was coming over

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Flooded cars on I-10 on the way out


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A gas station had been flooded and for about 5 miles, the smell of fuel in the flooded water was nauseating.  Note the flooded RV park in the background where only the tops of the RVs are visible.

Screen Shot 2017-12-15 at 6.46.59 AM

So where are we now?  Early September.  Ah!  I received notice that Iíd be moving back to an International project shortly (score) and with no tools left at the house, I actively began seeking out contractors to just get the house finished and done.  But due to Harvey, even my best contractors were overloaded with fat margin work from insurance companies and non-investors from Houston to West Louisiana - I was SOL and on the search for a new crew.

Lucked out a couple weeks later and was able to assemble a small crew to help with all the finishing bits and pieces.  My roommate and I pitched in and we were able to get the house 99% done by mid-Oct Ė this included a 6í secure fence along with a new secured sliding door, the old one being a serious weak point during the 2nd burglary. 
I went ahead and installed a new roof on the place as it was badly needed and with me leaving the country, I didnít want to have to worry about it.  Paid a heavy premium on that, again, due to Harvey but itís done.  Also put in some nice recessed interior lighting as well as exterior lighting, both a security and cosmetic improvement.


New fence (there was nothing previously)


Screen Shot 2017-12-15 at 6.50.20 AM

My new secure, patio sliding door - an earlier security weak point

Screen Shot 2017-12-15 at 6.50.05 AM

The plus side (if there was such a thing) to Harvey is that I was able to get the other two bedrooms rented out as coworkers had become homeless (their apartments had flooded).  In addition, non-flooded homes in my area jumped 10-15% in both values and monthly rents due to demand. 

This was a house-hacking extreme as all of the (3) bedrooms were rented out and I setup a studio apartment in the living room to sleep on a futon for the last few weeks I was in town.  As of early Dec, Iíve mobilized down to a project in Mexico and my roommates are all dry, happy and safe in Southeast Texas.

My "free" living room studio below...

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Final numbers Ė renovation ran $24k + 80k purchase price = $104k all-in.

Rented well below market at $1300/mo to my coworkers.  Market is $1500/mo+

Conservative appraisal is $120k-130k.  Iím getting ready to start the cashout refi process now but still have my credit locked down post burglary w/my SSN and all that floating out there somewhere.  Fortunately, no signs of identity theft but again Iíve had my credit locked at all three reporting agencies since June.  But thatís coming soon so I can replenish my cash reserves.

Even with a lower appraisal, I should be able to get all but ~$5K out, with considering all thatís happened and the serious budget overrun, Iím OK with.

Final numbers/budget break-down are shown in excel below.

Final Renovation Budget Dec 2017


Key lessons learned


>Incorporate security into renovation plans
>>Allocate budget for fencing, securing perceived weak points and window coverings
>>Time is money Ė I could have subcontracted a lot of this work out very early on and finished the house in <4wks vs letting it stretch out over seven months, two break-ins and a hurricane, not to mention lost rental income (could have rented the bedrooms out starting in late April vs mid-July)

Stuff I can do now that I couldnít before

>Install flooring and baseboard (market rate is $2-3 sq ft for labor)
>Remove a toilet, floor a bathroom and install a new toilet in <90minutes
>Remove/Install sinks
>Repair exterior housing
>Backsplash tiling

Now for the before & after photos

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LIVINGBEFOREAFTER

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Screen Shot 2017-12-15 at 6.50.50 AM




« Last Edit: December 15, 2017, 01:48:03 PM by sammybiker »

sammybiker

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Dicey

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Re: Anatomy of a mostly DYI renovation on a budget
« Reply #33 on: December 15, 2017, 02:32:24 PM »
Nice update, sammy! What a wild ride! Back-to-back burglaries in a neighborhood where they're uncommon made me wonder about past owners/residents.

My first home was in an okay middle class neighborhood. The across the street neighbor was a cop/PD helicopter pilot. He used to buzz the neighborhood every night and the other neighbors loved knowing he was "keeping an eye out". Except that the son of the woman I bought the house from was a known petty criminal. The across the street neighbor had no love for him. He made a point of telling me not to use the floor safe in the house. Oh, joy.

Anyway, when the mom sold the house (to me) he leeched money from her and moved out of state. Alas, when the money ran out and he returned, I was a little worried. Until I read about him in the paper. Seems he robbed a bank near the house and was caught in his apartment shower trying to wash off the dye pack that had exploded on him. He was sniffed out by an alert canine/cop team. The human part of said team happened to be one of my brother's best friends, who grew up three doors down from us. Small world. Once the guy was arrested and eventually booked into the grey bar hotel for a nice, long stay, I was able to relax. A lot.

Like you, sammy, I bought it as a project/rental. By the time I finished the house, he was locked up, so I never had any theft problems, but I always warned the tenants not to use the floor safe unless they were willing to pay a locksmith to change the combination. I'm pretty sure he was still in jail when I sold the house.

The lesson learned is that we recently had a chance to buy a neglected house owned by a friend's mom that my friend's druggie brother had been using as a flop house for years. We were not confident that the brother or his druggie buddies wouldn't return and return, so we passed on the house. No regrets.

sammybiker

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Re: Anatomy of a mostly DYI renovation on a budget
« Reply #34 on: December 15, 2017, 03:10:42 PM »
Wow, Dicey.  I know what you mean by having to deal with that feeling, ha.  It sucks.

And agreed - the house was a foreclosure that was sitting for ~8 months prior.  So I think it was pretty obvious when I moved in/they saw and knew they had a target - that said, I had been working on the house for a few months before I was broken into.  It was only a few days after I had personally moved in that they hit me.

The first time around, they identified the guy as he immediately pawned a couple of my watches & tools the next day.  Charges were pressed but only for possession of stolen property, not the actual break-in.  The detective assured me that almost nothing would happen to the guy and they wouldn't go pick him up based on just that (even though we had all his info including a copy of his drivers license - he provided these details as required to pawn off the stolen goods). FML.

The second time around, who knows.  Could have been the same guy. Idk.  Unbelievable.

Solid B neighborhood, good school district, great owner occupant neighbors - both flanking neighbors had been there 8+ years, across the street 15+ years.  I leave for work very early (430-5am) and they hit me right after I left work while it was still dark and no one else was awake.

Nice update, sammy! What a wild ride! Back-to-back burglaries in a neighborhood where they're uncommon made me wonder about past owners/residents.
« Last Edit: December 15, 2017, 03:14:43 PM by sammybiker »

Another Reader

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Re: Anatomy of a mostly DYI renovation on a budget
« Reply #35 on: December 15, 2017, 03:19:28 PM »
Might have been a friend of one of the subs.  Seen that before.

In Arizona, a snowbird neighbor across from one of the rentals left a key with the landscaper.  Someone got a copy of that key and backed a moving truck up on the driveway.  Cleaned out the house, appliances, fixtures and cabinets included. 

sammybiker

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Re: Anatomy of a mostly DYI renovation on a budget
« Reply #36 on: December 15, 2017, 03:59:02 PM »
Thanks for commenting AR - good to hear from you :)

And ouch.  I guess it could always be worse - can't imagine losing appliances, fixtures/cabinets as well.

Might have been a friend of one of the subs.  Seen that before.

In Arizona, a snowbird neighbor across from one of the rentals left a key with the landscaper.  Someone got a copy of that key and backed a moving truck up on the driveway.  Cleaned out the house, appliances, fixtures and cabinets included.

sammybiker

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Re: Anatomy of a mostly DYI renovation on a budget
« Reply #37 on: April 18, 2018, 12:58:44 PM »
Quick update

Appraisal came in today at $130k.  My all-in was $104k, so once the 80% LTV refi is finalized, I'll get all my money back out.

Boosted rents up last month to $1500/mo.

tralfamadorian

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Re: Anatomy of a mostly DYI renovation on a budget
« Reply #38 on: April 18, 2018, 01:02:57 PM »
Congrats! A great blow by blow example of a successful BRRR method house.